Bhartiya Garden Estate Phase-1
RERA Property Intelligence Report · Preview
Bhartiya Urban · Bengaluru North · K-RERA PRM/KA/RERA/1251/309/PR/171123/006418
Report coverage
K-RERA registry & builder-record report
What this report covers
To confirm directly with the builder
🔒 The verdict & buyer playbook · Compliance report
The paid report opens with the overall risk rating, the specific red-flag findings, exactly what I'd do as a buyer in this project, who it suits, and the questions to put to the builder before you commit.
Registration-form facts from the K-RERA detail page: use these to sanity-check the builder brochure, parking allotment, and sanctioned-plan references before relying on plan-extracted approximations.
| Disclosure | Official value | Why it matters |
|---|---|---|
| Registered units | 876 | Total inventory registered with K-RERA. |
| Official carpet area | 70,116 sqm | Regulator-disclosed project-level carpet area, not vision-derived room sums. |
| Official built-up area | 146,231 sqm | Useful scale context when comparing density and project cost. |
| Registered land area | 16,630 sqm | The land area attached to this K-RERA registration. |
| Sanctioned FAR/FSI | 2.99 | Higher FAR generally means a denser vertical build, subject to site layout and open-space design. |
| Registered towers/wings | 3 | Official tower/wing count in the K-RERA detail page. |
| Parking disclosed | 946 total (1,013 covered, 0 open) — 1.08 spaces/unit | Confirm whether your quoted unit includes an allotted parking space and where it sits. |
| Approved plan number | BBMP/Add.Dir/JDNorth/LP/25/2010-11 | Use this to match the sanctioned drawing set shown by the builder. |
| Plan approval date | 03-11-2023 | |
| Project start date | 15-11-2023 |
K-RERA registration tables showing the project mix and tower/wing scale. Use this to sanity-check sales claims such as "only large homes", "low density", or "plenty of parking" against the filed inventory.
Registered inventory mix
| Type | Units | Share | Official carpet area |
|---|---|---|---|
| 3.5 BHK | 36 | 2% | 3,927 sqm |
| 4 BHK with Staff | 70 | 4% | 10,730 sqm |
| 2.5 BHK | 314 | 18% | 24,742 sqm |
| Flats | 876 | 50% | 70,116 sqm |
| 2 BHK | 174 | 10% | 11,052 sqm |
| 1 BHK | 72 | 4% | 3,004 sqm |
| Loft 3 BHK Duplex | 34 | 2% | 4,132 sqm |
| Studio | 70 | 4% | 2,139 sqm |
| 3 BHK | 106 | 6% | 10,390 sqm |
Registered tower / wing summary
| Tower/wing | Floors | Units | Parking | Height |
|---|---|---|---|---|
| Tower - 3 | 38 | 306 | 340 | 118.63 m |
| Tower - 4 | 38 | 320 | 320 | 118.63 m |
| Tower - 5 | 38 | 250 | 286 | 118.63 m |
K-RERA detail-page flat rows: exact unit numbers, official carpet area, UDS, and parking lots. 876 official flat/unit rows, matching the 876 registered units disclosed above. Use this as a checklist against the specific flat number in your cost sheet and draft agreement.
By unit type
| Unit type | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| 2.5 BHK | 314 | 77.0-81.3 sqm | 12.4-13.0 sqm | 314 |
| 2 BHK | 174 | 62.2-67.8 sqm | 10.1-11.0 sqm | 174 |
| 3 BHK | 106 | 94.3-99.8 sqm | 15.0-15.8 sqm | 106 |
| 1 BHK | 72 | 41.6-45.1 sqm | 6.5-7.7 sqm | 72 |
| 4 BHK with Staff | 70 | 153.3 sqm | 23.9 sqm | 140 |
| Studio | 70 | 30.6 sqm | 4.5 sqm | 70 |
| 3.5 BHK | 36 | 109.1 sqm | 17.1 sqm | 36 |
| Loft 3 BHK Duplex | 34 | 121.5 sqm | 20.4 sqm | 34 |
By tower / wing
| Tower/wing | Rows | Carpet area | UDS | Parking lots |
|---|---|---|---|---|
| Tower - 4 | 320 | 30.6-99.8 sqm | 4.5-15.8 sqm | 320 |
| Tower - 3 | 306 | 30.6-153.3 sqm | 4.5-23.9 sqm | 340 |
| Tower - 5 | 250 | 63.3-153.3 sqm | 10.1-23.9 sqm | 286 |
| Unit | Tower | Floor | Type | Carpet | UDS | Parking |
|---|---|---|---|---|---|---|
| 30501 | Tower - 3 | 5 | 2.5 BHK | 80.0 sqm | 12.6 sqm | 1 |
| 30502 | Tower - 3 | 5 | 2.5 BHK | 80.0 sqm | 12.6 sqm | 1 |
| 30503 | Tower - 3 | 5 | 2 BHK | 62.5 sqm | 10.3 sqm | 1 |
| 30504 | Tower - 3 | 5 | 2 BHK | 62.2 sqm | 10.2 sqm | 1 |
| 30505 | Tower - 3 | 5 | 2 BHK | 62.2 sqm | 10.2 sqm | 1 |
| 30506 | Tower - 3 | 5 | 1 BHK | 41.6 sqm | 6.5 sqm | 1 |
What the numbers tell you
Synthesis from the official RERA scale, unit register, and land rows — the read a sales team won't volunteer.
🔒 Unit-by-unit guidance · Unit Guidance report
Which block and unit to prefer, the livability read on the filed plans, and a plan-by-plan walkthrough — the ₹2,999 guidance layer.
🔒 Full records — land title, amenities paperwork & document catalog · Compliance report
The complete land-title chain, the paperwork behind each declared amenity, and every document row on file with the regulator — the raw records the compliance read is built on.
⚠ Developer declared litigation on this land/property.
16 of 48 compliance document slots are filed as Not Applicable; the remaining 32 slots have usable uploaded filings.
No completion certificate (OC) on file yet — project has not been declared complete.
Named utility/regulatory approvals
"Not found in catalog" can mean the approval genuinely isn't on file yet, or that it doesn't apply to this project (K-RERA doesn't tell us which). Ask the builder directly for any marked not found before relying on it.
K-RERA complaint orders (1 complaint against a project of this name on K-RERA's orders register)
| Parties | Relief sought | Disposal | Order date |
|---|---|---|---|
| ANEESH ATTOOR & SEENA KELOTH KOZHUKKUNNON vs BHARTIYA URBAN PRIVATE LIMITED & ANOTHER | Builder to refund immediately 100% booking amount ( Rs 5 lakhs) along with Interest from the date of cancellation ( 01/Mar/2024) and Legal expenses | AUTHORITY | 30/11/2024 |
⚠ Matched by PROJECT NAME (the orders register carries no registration number) — confirm the respondent above is this project's builder before relying on it.
Complaints on this project's K-RERA page (11 complaints listed against this promoter)
| Complaint | Subject (as filed) | Project | Status |
|---|---|---|---|
| CMP/191118/0004752 18-11-2019 | Non-Payment/denial of Refund of advance amount after cancellation of booking | Bhartiya Leela Residences (another project by this promoter) | DISPOSED AO |
| CMP/191203/0004833 03-12-2019 | Interest against pending payment | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/190215/0002134 15-02-2019 | Inferiror unusable car park allotement, betrayal of trust, delay compensation, GST benefits not transferred to customers, unaddressed quality issues | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/200731/0006278 31-07-2020 | Carpet area is delivered less | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AO |
| CMP/220106/0008769 06-01-2022 | Refund of entire amount paid towards the project due to delay caused by Bhartiya Urban Pvt Ltd in completion of the project and handing over of possession as per section 19(4) of RERA Act, 2016 | Bhartiya Leela Residences (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/210121/0007474 21-01-2021 | REFUND OR NEW UNIT ALLOTMENT WITHOUT ANY DEDUCTIONS | Nikoo Homes II East (another project by this promoter) | DISPOSED AUTHORITY BENCH5 |
| CMP/200909/0006547 09-09-2020 | Delay Compensation | Nikoo Homes I (Towers 1 - 6 & 10) (another project by this promoter) | DISPOSED AUTHORITY BENCH4 |
| CMP/200726/0006254 26-07-2020 | Builder trying to cancel apartment due to non-payment if dues in old terms before rera registered | Nikoo Homes II West (another project by this promoter) | DISPOSED AUTHORITY FULLBENCH |
Listed on the project's own K-RERA detail page (registration-exact source). Rows on the promoter's other projects are track-record context — read the subject text, it is the complainant's own filed wording.
Clean approvals profile: every applicable statutory NOC is on file — including Fire NOC, environmental clearance and pollution-control clearance (KSPCB), the clearances buyers most often find still pending. Nothing is outstanding among the statutory NOCs — which compliance documents are filed versus still under process is a separate matter, covered in Litigation & compliance above. Since these are developer-filed portal statuses, have your lawyer confirm them against the linked NOC copies.
3 further authority slots are marked not applicable by the regulator.
| Authority / NOC | Status | Date | File |
|---|---|---|---|
| Water supply and sewage board | Approved | 02-02-2010 | 1BWSSB.pdf |
| KSPCB- PCB (10 Acres to 125 Acres) | Approved | 18-07-2022 | 2KSPCB.pdf |
| KSPCB- MOEF (Above 50 Acres) | Approved | 23-06-2023 | 3SEIAA.pdf |
| KPTCL- BESCOM | Approved | 08-08-2023 | 5BESCOM.pdf |
| Fire and Safety | Approved | 24-03-2023 | 7Fire department.pdf |
| Airport Authority of India | Approved | 02-06-2022 | 9AAI.pdf |
| BSNL/Telecommunication Department | Approved | 26-08-2011 | 10BSNL.pdf |
K-RERA names 4 project professional/vendor rows across Chartered accountant, Engineer, Architect, Contractor. Use this to cross-check whose certificates, drawings, and contractor commitments support the filing; final reliance still belongs with your lawyer/technical reviewer.
| Role | Name | Registration / licence | Since | Locality |
|---|---|---|---|---|
| Chartered accountant | Anand Rao V J | 208670 | 2011 | Bengaluru Urban, Karnataka - 560070 |
| Engineer | H P Yogesh | BCC/BL-3.6- STRL.E.67:09-10 | 2010 | Bengaluru Urban, Karnataka - 560078 |
| Architect | Abhay Itty Zachariah | CA/2010/47015 | 1981 | Bengaluru Urban, Karnataka - 560025 |
| Contractor | Urbanac Projects Pvt Ltd | - | 2015 | Bengaluru Urban, Karnataka - 560064 |
Bhartiya Urban has 13 other K-RERA-registered projects in our records — grouped across the several project-specific entities this developer registers under (e.g. this project is filed as “Bhartiya Urban”) (average reported construction progress 40%). 4 are past their declared completion deadline with no completion certificate recorded — but because K-RERA publishes OCs inconsistently, a project that has actually been finished and handed over still shows up this way, so this overstates real delays, especially for a high-volume established builder. That is a lower delayed rate than the K-RERA average across Bengaluru on the same measure.
Read this as a list to spot-check for a pattern of genuinely stalled projects, not as a delay rate — pull up a few of the builder’s other K-RERA registrations and check whether they’ve actually been delivered.
Latest quarterly filing (2025-Q4): ₹52.77 Cr collected from buyers, ₹79.92 Cr withdrawn from the project's escrow account. This quarter the escrow withdrawal (₹79.92 Cr) exceeded buyer collections (₹52.77 Cr) — worth asking the builder to reconcile against certified construction milestones, which is what RERA requires escrow draws to track.
| Construction progress | 68% → 70% (+2 pts) |
| Units sold/booked as registered | 846/876 (97%) |
| Buyer collections in available QPRs | ₹87.97 Cr |
| Escrow withdrawals in available QPRs | ₹89.26 Cr (1.01x collections) |
QPR figures are developer-filed quarterly disclosures. Collections and withdrawals are not a project valuation; they are a sanity check for whether sales, construction progress, and escrow draws appear directionally aligned.
Declared construction cost ÷ registered units averages to ₹42.9 lakhs per unit — the developer's own declared construction/development cost, not a sale price. K-RERA filings don't disclose what the builder is charging, so this can't tell you whether you're getting a fair deal — only you comparing your quoted price against comparable listings nearby can answer that.
RERA 70% project account is on file: HDFC Richmond Road, Bengaluru IFSC Code : HDFC0000523 Pin Code : 560025. RERA requires 70% of buyer collections to sit in this separate, project-specific account, drawn only against certified construction milestones — confirm your payments are made to THIS account (not a general builder account) and that it appears on your allotment letter.
The nearest major job hub is ~5 km away — a manageable everyday commute to a major job hub.
| Landmark | Straight-line |
|---|---|
| Outer Ring Road / Manyata | 5 km |
| MG Road / city centre | 12 km |
| Kempegowda Int'l Airport | 15 km |
| Bellandur–Marathahalli belt | 17 km |
| Whitefield IT hub | 17 km |
| Electronic City | 26 km |
Straight-line distances from the geocoded project locality (the RERA address is an area, not a door) — directional, not door-to-door drive times. Check the actual road route, the nearest metro station and daily-need shops/schools/hospitals on a site visit.
Should you buy in Nikoo Homes V - Phase - 1?
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Built by Bhartiya Urban. View Bhartiya Urban's full track record →
Figures are the developer's own quarterly disclosures on the Karnataka RERA register. "Built" is the highest construction % filed; "sold" is booked units over total. Not a claim about the developer's intent. Explore every project on our Bangalore project-health tool.
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Last checked against the RERA register: 27 Jul 2026